What’s it like living in Oakham?
Oakham, located in the county of Rutland, offers a unique blend of history and modern living. This guide is tailored for potential home buyers considering a move to Oakham, with a focus on property surveys and local conditions.
Architectural Features of Properties
Oakham boasts a variety of architectural styles, from thatched cottages to elegant Georgian townhouses. Many properties in Oakham are built using local Collyweston stone, which, while aesthetically pleasing, may require specific maintenance due to its porosity and susceptibility to staining (see ‘Local Building Materials and Their Implications’ below).
Survey Findings Specific to Oakham
Property surveys in Oakham often reveal damp issues, particularly in older properties or those situated near the River Gwash. Subsidence risks are also a concern in certain areas, particularly around Burley Road due to the local soil conditions. Roofing concerns are common, especially in homes with older Collyweston slate roofs, which require regular inspections and maintenance.
Older properties with period features, such as sash windows and solid walls, often have lower energy efficiency ratings.
Local Amenities and Notable Places
Oakham School, a renowned independent boarding school, is a significant local amenity, attracting families from across the country. Rutland Water, a large reservoir offering a range of water sports and recreational activities, is a major draw for outdoor enthusiasts.
The historic Oakham Market Place, with its Buttercross and busy market, is a central hub for the community, hosting events and gatherings throughout the year.
Flood and Radon Risks
While Oakham generally has low flood risk, certain areas are prone to flooding, particularly those near the River Gwash and Barleythorpe Brook. Properties on Kestrel Road, Nightingale Way, Derwent Drive and Kings Close are specifically identified as being at risk. Recent storms in late 2023 and early 2024, like Storms Babel and Henk, caused widespread flooding in the region, highlighting the importance of flood risk assessment for potential buyers.
The flooding events revealed the need for improved communication and emergency response coordination, as well as better preparation at the parish and community level. It’s crucial for potential homeowners to check if their desired property is in a flood risk zone and consider appropriate insurance coverage. Radon levels in Oakham are typically low, but a radon test is still recommended for older properties.
Traffic Congestion and Issues
Traffic congestion can be an issue during peak hours, particularly around Station Road. However, Oakham benefits from excellent public transport links, with regular train services to nearby cities like Leicester and Peterborough.
Conservation Areas
Oakham has several conservation areas, such as the Oakham Conservation Area, which are protected to preserve the town’s unique historical and architectural character. These areas have specific planning restrictions that potential home buyers should be aware of.
Key Streets and Areas within the Oakham Conservation Area
The Oakham Conservation Area encompasses key streets such as High Street (the main thoroughfare), Market Place (home to the market and historic buildings), Catmose Street, Church Street, Church Lane and the areas around Oakham Castle. Other notable streets include The Paddock, South Street, Walkers Lane and the southern part of Burley Road. These areas feature a mix of historic and modern properties and are subject to specific planning regulations to preserve their character.
Safety and Crime Statistics
Oakham has been identified as the most dangerous small town in Rutland, with a crime rate of 54 crimes per 1,000 people in 2023. This is 24% higher than the overall crime rate in Rutland. However, it’s important to note that crime rates fluctuate and can vary depending on the specific area within Oakham. It’s recommended to research the crime statistics for specific neighbourhoods before making a decision.
Home Survey Considerations
A thorough property survey is essential for any home purchase in Oakham. Given the prevalence of older properties, a survey can identify potential issues such as damp, subsidence or structural problems. Historic properties may require specialised conservation work due to their unique features and construction methods.
Local Building Materials and Their Implications
Many Oakham properties are constructed using local Collyweston limestone, which, while beautiful, requires specific maintenance. The stone is porous and prone to staining, necessitating regular cleaning and sealing to maintain its appearance and integrity.
Where is the best place to live in Oakham?
1. Oakham Town Centre
The town centre is ideal for those who want to be at the heart of the community. It offers easy access to shops, cafes and historic sites like Oakham Castle and St. Peter and St. Paul’s Church. Living here means you’re close to amenities and public transport, but property prices can be high due to the central location and the constant footfall from tourists and shoppers. It’s perfect for individuals or couples who enjoy a vibrant atmosphere and want everything within walking distance.
2. Burley Road Area
Burley Road is a primarily residential neighbourhood that offers a more suburban feel while still being close to the town centre. It’s known for its spacious homes and green spaces, making it a great choice for families. The area is quieter compared to the town centre and offers good access to local schools and parks. Property prices are moderate, though larger homes can be quite expensive. It’s a good fit for families and those looking for a quieter, more residential environment.
3. The Paddock Area
The Paddock is a small, peaceful residential area close to the town centre. It offers a tranquil living environment with a strong community feel. Its central location means you’re still close to amenities and historical sites, but the area itself remains quiet and pleasant. Property prices can be high due to its desirable location, but it’s ideal for those seeking a serene yet convenient place to live.
4. South Street Area
South Street offers a balance between residential comfort and proximity to the town centre. While property prices can be high due to its central location, it’s a great option for those who want the best of both worlds: a vibrant community with a touch of residential tranquillity.
5. Church Street Area
Church Street is known for its historic and scenic environment. It’s a lovely area with period properties and beautiful streets, located close to St. Peter and St. Paul’s Church. While it’s centrally located, which means convenient access to amenities, it can also be busy with visitors to the church. Property prices here can be on the higher side due to the historic appeal and central location.
6. Catmose Area
Catmose is a family-friendly area located a bit further from the town centre. It offers a quieter, suburban environment with a good selection of modern and period homes. It’s close to schools like Catmose College and has access to green spaces, making it a great choice for families. While it’s not as close to the town centre, it offers a peaceful environment with good local amenities. Property prices can be high for larger or modern homes.
7. Walkers Lane Area
Walkers Lane is a quieter, residential area that provides a peaceful living environment while still being within reach of the town centre. It’s a charming area with pleasant streets and views. While it’s a bit removed from immediate amenities and can have variable property prices, it offers a tranquil setting close to town. It’s ideal for those seeking a peaceful lifestyle without being too far from central Oakham.
